20 Washington Ave · Mechanicville, NY 12118

$249,900

4 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 6 Days on market

Built 1950 10,018 sqft lot Est $253k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

We have received multiple offers and request best and final offers by 1pm Monday 6/1. Quintessential Cape Cod Charm on a Beautiful Corner Lot. Welcome home to this lovingly maintained 4-bedroom located in the Mechanicville School District. Warm, welcoming, and filled with character, this home offers the perfect blend of timeless details and thoughtful updates across 1,444 square feet of living space. Step inside to a bright and airy living room, highlighted by a large picture window that fills the space with natural light. Charming arched doorways, original wood interior doors, and hardwood floors add to the home's classic appeal. The spacious eat-in kitchen offers an abundance of cabinet

Key facts

• Arched doorways
• Bright living room
• Eat-in kitchen

Tags

• CORNER LOT
• BRIGHT LIVING ROOM
• ARCHED DOORWAYS
• ORIGINAL WOOD INTERIOR DOORS
• HARDWOOD FLOORS
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Total of 4 parking spaces; Off-street paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Shingle/asphalt roof; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Rear enclosed porch; Porch; Paved driveway; Driveway lighting; Corner lot; Landscaped yard

Interior

• Kitchen: Built-in electric oven; Range hood; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms (two on the first floor, two on the second floor listed — total bedrooms include first-floor and second-floor bedrooms)
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating; Natural gas heating
• Interior features: High-speed internet
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (4.4% below list).
• Recommended offer: $239k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.9% in Mechanicville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $238,889 (4.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $252,700
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Washington Ave	0.05mi	5/2.0 (+1)	1,581 (+10%)	3mo	$370,000	$234	70
130 N 5th Ave	0.38mi	4/2.0	1,442 (-0%)	10mo	$208,000	$144	70
27 S Railroad St	0.49mi	3/1.0 (-1)	1,406 (-3%)	8mo	$190,000	$135	61
130 N 4th Ave	0.41mi	4/1.5	1,551 (+7%)	10mo	$260,000	$168	58
2 N Riverside Park	0.61mi	3/1.5 (-1)	1,526 (+6%)	7mo	$267,000	$175	49
110 3rd St	0.36mi	3/1.0 (-1)	1,558 (+8%)	22mo	$221,000	$142	47
30 Newman Ave	0.58mi	4/1.5	1,237 (-14%)	8mo	$238,000	$192	41
55 Tallmadge Pl	0.66mi	3/2.0 (-1)	1,313 (-9%)	10mo	$420,000	$320	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $145,295
• Equity at exit: $225,130

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $420,769
• Equity at exit: $485,501

Cash invested: $69,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$329 /mo · $3,948/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $144

Break-even live

Break-even rent $2,207

Max offer price $249,900

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Penrose Ave Mechanicville, NY	3.0	1.0	1200	$1,850	$1.54	14d	1	0.95mi
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	14d	1	1.38mi

Listing history 7 events

1. 2026-06-03
   statusdays on market $249,900 Pending 6 DOM
2. 2026-06-02
   days on market $249,900 Active 5 DOM
3. 2026-06-01
   days on market $249,900 Active 4 DOM
4. 2026-05-31
   days on market $249,900 Active 3 DOM
5. 2026-05-31
   days on market $249,900 Active 2 DOM
6. 2026-05-28
   listed $249,900 Active
7. 2012-07-13
   soldstatus $170,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,948 · $329/mo
• Projected year-2 tax: $4,086 · $340/mo
• Expected delta: +$138/yr (+$11/mo · 3.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,667
• − Mortgage interest: −$13,998
• − Property taxes: −$3,948
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$7,270
• Taxable loss: −$2,385
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $2,296/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

Amenities C- Commute F Cost of living B+ Crime D+ Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.43%
• Current HPI: 343.9893
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+47.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $249,900 Global MLS
• 2012-07-13 Sold (Public Records) $170,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,948 · +3.0% YoY. Source: county tax records.